Rock Cottage Rock Cottage Challacombe, Barnstaple, EX31 4TS Local pub & amenities within walking distance. Barnstaple 12 miles.

• Hall, Shower/Cloakroom • Sitting/Dining Room • Kitchen/Breakfast Room • 2 Bedrooms, 1 En Suite • Double Glazed, Electric heating • Garage Plus Parking • Private Riverside Gardens • No Upward Chain

Guide price £325,000

SITUATION AND AMENITIES In idyllic, timeless and tranquil surroundings, within Exmoor National Park, enjoying extensive river frontage, yet the village shop, church and Black Venus Inn (with good reputation for food) are all within walking distance. More extensive shopping facilities and amenities are available at the Regional centre of Barnstaple which lies about 12 miles to the south west. The busy market town of South Molton is about 13 miles to the south and provides further local services and amenities. From the property there is direct access to many foot and bridle ways across Exmoor. Further afield is access within about half an hour, is the stunning North Devon coastline and the picturesque coastal towns and villages such as Lynton, Lynmouth, Combe Martin and Ilfracombe. A charming detached riverside cottage set in secluded gardens To the west are the popular sandy beaches of Saunton Sands (also with championship golf course), Croyde Bay, Putsbrough and Woolacombe. From Barnstaple or South Molton the A361 North Devon Link Road provides access to the M5 Motorway at within the timeless Exmoor National Park. Junction 27, with main line inter city rail links available at Tiverton Parkway (London Paddington in about 2 hours). International airports are available at Bristol and Exeter. DESCRIPTION We understand that the property dates from around 1860 and was originally the village Cartwright's premises. The property presents elevations which are part stone and part render with double glazing, beneath a slate roof. In 2014 the cottage was the subject of extensive modernisation which was sympathetically undertaken to combine original features with quality 21st Century refinements. Notable improvements included updating of the plumbing and wiring, new kitchen and bathroom and new electric heating system. The adjoining garage offers potential for conversion to additional accommodation subject to planning permission, especially bearing in mind that there is existing additional parking. Within the garage is a model railway which has previously run out into the garden. The gardens are secluded and arranged as a series of external 'rooms' where a traditional summerhouse takes centre stage and has its own window overlooking the river. We understand that the property is regularly visited by birds and wildlife including kingfisher, ducks, moorhens and even an otter recently. Rock Cottage makes a perfect principal residence, second home or UK base and represents a rare opportunity to purchase a unique home in a special setting. An internal inspection is strongly recommended. The layout of accommodation with approximate dimensions is more clearly identified upon the accompanying floorplans. GROUND FLOOR PORCH and front door to ENTRANCE LOBBY. SITTING/DINING ROOM with 2 windows overlooking the river below, slate flooring, period fireplace with fitted wood burning stove. KITCHEN/BREAKFAST ROOM a delightful double aspect room with one window overlooking the river below, there is stone flag flooring and a period fireplace with bread oven, bressumer beam and ESSE 990 WN 3 oven, solid fuel range. The modern kitchen units have a white theme with grey marble effect work surfaces, incorporating single drainer stainless steel sink, fitted appliances include Zanussi electric oven, Zanussi ceramic hob, Electrolux XXL integrated dishwasher, integrated fridge. There are white bevelled edged tiled splash backs, an eye level ornament shelf and stable type half glazed door to garden, within the recess under the stairs there is plumbing and space for washing machine. Beyond the sitting room there is a REAR HALLWAY with slate flooring, part vaulted ceiling and further LOBBY with glazed door to outside. SHOWER/CLOAKROOM with corner shower cubicle, aqua board surround, pedestal wash basin, low level w/c, thermostatic heated towel rail/radiator, cupboard housing water cylinder, panel screening UV filter and pump for private water supply, extractor fan. FIRST FLOOR LANDING. BEDROOM 1 a lovely double aspect room enjoying views over the river below, vaulted ceiling with painted A frames, strip wood flooring. EN-SUITE BATHROOM once again double aspect with views onto the river below, acrylic ball and claw footed tub bath with telephone style mixer tap/shower attachment, pedestal wash basin, low level w/c, bidet, vaulted ceiling, extractor fan, thermostatic heated towel rail/radiator. BEDROOM 2 another double aspect room with window overlooking the river below, vaulted ceiling with painted A frames, step ladder leading to captain's bed or storage recess above, further recess with cupboard housing electrics. OUTSIDE ATTACHED GARAGE/WORKSHOP with power and light connected, storage loft above, fitted work bench, fitted train layout. SPECIAL NOTE as previously mentioned the garage may have potential for conversion to additional living or bedroom accommodation or indeed a self contained studio unit subject to any necessary planning permission. At the opposite side of the property is a gravelled parking bay and log storage area. To the left of the garage a pedestrian gate leads into the rear garden, which is most attractively landscaped and provides complete seclusion and privacy. Initially, adjacent to the kitchen back door is a gravelled TERRACE over looking the river, the gravel continues behind the garage over a small stone bridge, to where the majority of the garden is laid out. These external 'rooms' are separated by mature banks of specimen trees and shrubs and connected by a series of gravel pathways which meander around and within the garden. One of these leads to a rustic SUMMER HOUSE with covered veranda and light, there is power connected, a living roof and adjacent rustic pergola clad in wistaria and a vine. To the left of this is a most attractive ornamental lily pond, there are a number of water loving plants including gunera, bamboo and hosters. Beyond the pond is a soft fruit area also accommodating a garden shed and compost bins. The garden is bounded on two sides by mature hedging and on the third by the river. SERVICES Mains electricity private drainage. Private spring water supply. Electric heating. Solid fuel range. Super fast fibre broadband is connected. DIRECTIONS At Northgate roundabout on the A361 take the A399 towards Brayford and Blackmoor Gate. Follow this road for just over 10 miles and eventually bear right signed Challacombe. Proceed to the edge of the village and bear right signed Four Cross Way. Continue along this country lane for about ¼ of a mile and the property will be found on the left hand side fronting the river below. Rock Cottage, Challacombe, Barnstaple, EX31 4TS

These particulars are a guide only and should not be relied upon for any purpose.

Stags 30 Boutport Street, Barnstaple, Devon, EX31 1RP Tel: 01271 322833 [email protected]

Cornwall | Devon | Somerset | Dorset | London stags.co.uk